Residential Finish Estimate

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J

JROD

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North Carolina
Hi,

I had a GC ask me to come out and take a look at a house he bough that is not finished. As far as the electrical, it mostly roughed in and he needs someone to do the finish work. It has not been through any inspections and the rough in work was done sometime between 2002 and 2004.
The rough in was done well, but many of the markings on the cable sheathing to denote the branch is no longer readable. I couldn?t find the faceplate for the panel. It is 1,600 sq ft home, all of the recess light fixtures are in about 80 switches/receptacles, phone and cable jacks, door bell, etc need to be installed.
My concern with the estimate is I?m probably going to have to invest some time trying to trace some of the cables and fixing anything that is not up to code from the existing work. There no existing building plans for the electrical either.

Has anyone any suggestions as to a ballpark figure for the estimate. I also asked a couple local supply houses for faceplates for the panel and they said I had to purchase a new panel, which would mean re-doing that work in addition to the cost of the panel.

Thanks,
Jose
 
Re: Residential Finish Estimate

Maybe a cost-plus senerio would be good, GC pays cost of labor, material + a set percentage.
 
Re: Residential Finish Estimate

i don'r know how to say "time and material" in spanish------can someone help him out!!!
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Tiempo Y materiales ;)

If the GC has a problem with the T&M I'll offer him your alternative Joe.

Thanks for the advice Joe and Charlie.

Have a great day!
Jose
 
Re: Residential Finish Estimate

Originally posted by charlie tuna: i don'r know how to say "time and material" in spanish------can someone help him out!!!
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Is there a good reason that you suspect he might be in need of that help? What, after all, is in a name?

The free on-line translator that several of us use from time to time gives this translation: "tiempo y material."
 
Re: Residential Finish Estimate

charlie b,
is that translater within the mike holt system?? that could come in handy!!

too many times these general contractors find someone to pick up a job that is half way completed. and if we knew the reason it wasn't completed, i bet it would be his own fault!!! when you pick up the responsibility of someone else's work you need to be very careful. can you imagine the legal battle this could get into?
 
Re: Residential Finish Estimate

Charlie Tuna, You make a good point. I would do a bit of leg work before even considering this job. The first thing is to call and find out if a permit was issued for this job and what company started the work. If there was a permit then it's important to find out why the work was stopped. If the job was started by a legitimate contractor then why weren't they given the opportunity to complete the work. I find that thirty minutes of my time making phone calls can save a lot of trouble down the road. Most of these jobs are better left to someone else.
 
Re: Residential Finish Estimate

we were called to complete a school job that the electrical contractor went broke on. the general, who we have worked with wanted "a price not to exceed". the building was in the finish painting state of completion. ceilings were complete, all the fixtures were in. panel guts were installed --covers "on". guess what! when we opened the ceiling there wasn't the first raceway or junction box! the fixtures were just set in the grid!! opened the panels and found none of the feeders were installed. switches and receptacles were installed ---no wire pulled. we found out the contractor(minority) had drawn 80 per cent of his contract!!! due to some legal rule, the school board payed us "cost plus" to finish the job and the total was almost what the original job quote cost was!! they had too have the school open for the next school year. luckely, we confinscated the contractor's material trailer that had all the spec stuff in it!
as growler mentioned --- just the permit take over issue is very costly.
 
Re: Residential Finish Estimate

Originally posted by charlie tuna: is that translater within the mike holt system?? that could come in handy!!
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I think the link has been posted on this site at least twice before. But not everyone reads every post.

Here is a free on-line translator.

I make no assertions or guarantees as to its accuracy. But it is, at least, entertaining. ;)

[ January 26, 2006, 01:15 PM: Message edited by: charlie b ]
 
Re: Residential Finish Estimate

I did some background checking and apparently the original GC that started the project ran out of money 2 to 3 years ago. The GC I am dealing with is buying the ? finished house and closing on it tomorrow.

The inspector?s office has no record of any inspections and they didn?t give me any other information.

I gave the GC a verbal estimate this afternoon and he said that he wanted to discuss it further and would get back to me. If all goes well I?ll put it in writing.

Thank you all for your guidance.

Jose
 
Re: Residential Finish Estimate

Charlie B, there must be something wrong with my translator, time and material, comes out as "buenos tamales mama" :confused:
 
Re: Residential Finish Estimate

Not a chance in h--- that i would do anything other than T&M.To do this any other way is asking for it.And my contract would clearly state any warranty is on the builder.The job may look good but if the EC was not paid you might have a sabotaged job on your hands.Also at question is has any codes changed.Was afci required back then.
 
Re: Residential Finish Estimate

T&M only for me. Contract would also state no warranty for existing materials and devices, GC responsible for additional T&M on any call backs not related to the new work. Also I would check with the AHJ regarding a rough in inspection regarding the original work.
 
Re: Residential Finish Estimate

I went through a spell about a year ago where I was asked to finish many jobs that were ruffed by other electricians. The reasons (from the GC's) were always different. Other contractor too busy, other contractor sick, other contractor quit, etc. I always suspect reasons like 'other contractor didn't get paid for ruff, therefore won't finish'. Because of this, I only do this type of work on a T&M basis, and get substantial money up front. I do megger out all branch circuits ruffed by other contractors, and make a record of each megaohm reading, to cover my own backside.

Now, finishing a job ruffed by a DIY is a horse of another color. I won't touch that job with a 10 foot pole or a very large up front down payment.

[ January 26, 2006, 08:57 PM: Message edited by: mdshunk ]
 
Re: Residential Finish Estimate

put on your new permit,,finish only,then do it t&m,,"time & material"
it's the only way,,if he does'nt like it, tell him you wont do it.
get a check to start,say a 1000.00,and draw off of that.
 
Re: Residential Finish Estimate

Thank you all for the great advice.

T&M only for me. Contract would also state no warranty for existing materials and devices, GC responsible for additional T&M on any call backs not related to the new work. Also I would check with the AHJ regarding a rough in inspection regarding the original work.
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Stud I'm going to add that to my written estimate.

Thanks Again,
Jose
 
Re: Residential Finish Estimate

Originally posted by JROD:

I also asked a couple local supply houses for faceplates for the panel and they said I had to purchase a new panel, which would mean re-doing that work in addition to the cost of the panel.
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Just buy the panel and take the cover from it. No need to chnage the whole panel.
 
Re: Residential Finish Estimate

Originally posted by electricmanscott:
Originally posted by JROD:

I also asked a couple local supply houses for faceplates for the panel and they said I had to purchase a new panel, which would mean re-doing that work in addition to the cost of the panel.
Click to expand...
Just buy the panel and take the cover from it. No need to chnage the whole panel.
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I'm curious what brand of panel has a cover that you can't buy seperately? I use mostly SqD and CH, and you buy the covers seperately to begin with.
 
Re: Residential Finish Estimate

The panel brand is GE. I know Grainger sells Square D covers seperately, bit the local suppliers said that they do not have any GEs seperately.
 
Re: Residential Finish Estimate

remove the GE panel and use it to hold th trash from the new SD or CH panel.
 
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